I would really like to compare my numbers to someone else's spreadsheet for a sanity check.  

In that sense, the institutional market carves out the standards to which other loans are compared. 

If you have comparable properties that match then you may not be overpriced, but I would suggest expanding your marketing efforts.

Equity loans/lines also have little/no closing costs compared to a cash out refinance.

My 1-bedroom units are large compared to the market (800SF), and when I first viewed the property I liked that aspect.  

My usual game plan is to offer 5% below the low market comparable.  

I haven't used those sites, but if you think it's a good research tool, their monthly price seems small compared to what it could give you.  

The appraiser used homes that were 2-4 miles away from the subject property - in Montgomery, AL that is a long distance and the neighborhoods are not comparable.  

While with that job I had the contractor do this job because he did a few jobs on my primary and I was pleased and the price was right (based on asking around) - well no I didn't compare - and this is what I'm doing now with these other jobs to do it right.It's back to getting bids but how to choose which one - still reading on this and like with all things I expect to learn it by doing.

When I talk with friends about this very issue, I often ask them to compare the option of keeping the home to moving that equity into a better investment property.